Buying Property in Türkiye with a Power of Attorney: A Guide for Foreign Buyers

Many foreign buyers purchasing property in Muğla are unable to travel to Türkiye for every stage of the transaction. Turkish law allows a person to act through a representative under a power of attorney (in Turkish, vekâletname). When the document is prepared correctly, a representative can complete steps before the Land Registry (Tapu Müdürlüğü), including the title deed transfer, on the buyer's or seller's behalf. This article explains the form a property power of attorney must take, how it can be issued from abroad, and the points that most often cause delays in a property purchase in Türkiye.

Key legal considerations

• The power must cover the specific act. The Land Registry's own guidance confirms that acting through a representative is possible only when this is clearly written in the power of attorney. In generally accepted practice, this means a broad or general power that does not clearly extend to the specific immovable transaction is treated as insufficient for a title deed transfer, even though the official source states the requirement in terms of the authority being expressly written rather than ruling out general powers in those words.
• The correct notarial form is required. A power of attorney for the sale or transfer of immovable property must be issued in "düzenleme" (drawn-up) form before a notary, not in the simpler "onaylama" (approval) form, and it must bear a photograph of the principal.
• Issuing the power from abroad. When the foreign buyer or seller is outside Türkiye, there are two recognised routes: at a Turkish consulate or embassy, which can issue the power of attorney directly; or before a foreign notary, after which the document must be made usable in Türkiye. If the country is a party to the 1961 Hague Apostille Convention, an apostille is added; Türkiye has been a party since 29 September 1985. If the country is not a party, consular legalisation is used instead. A foreign-language power of attorney must also be accompanied by a certified Turkish translation.

Because the wording of the authority determines what the representative may legally do, the scope of the power should be reviewed carefully before it is signed, so that the powers granted match the planned transaction.

Practical steps

1. Define the scope. Decide exactly which acts the representative needs (for example, to complete the purchase and the title deed transfer of a specified property), so the power can state them clearly.
2. Issue the power of attorney. Either at a Turkish consulate or embassy, or before a foreign notary followed by apostille or consular legalisation, plus a certified Turkish translation. Make sure the drawn-up form and the photograph requirement are met.
3. Prepare the transaction file. A property sale involving a foreign national requires a valuation report; since 4 March 2019 this has applied to such sales, and the report is obtained through the Land Registry's webtapu/GEDAŞ system. Validity periods have changed over time, so the current validity should be confirmed before relying on a report.
4. Complete the transaction at the Land Registry. The representative presents the power of attorney to carry out the title deed transfer. The original (or a notarised copy) is retained and archived by the Land Registry; once scanned into the TAKBİS system with an electronic signature, it can be verified and used at other land registry offices.

Risks and common issues

• Insufficient authority: a power of attorney that does not clearly authorise the specific property act will not be accepted for the title deed transfer.
• Wrong form or missing photograph: an "onaylama" power, or one without the principal's photograph, may be rejected for an immovable transfer.
• Foreign documents not properly legalised: a foreign-notary power without an apostille (or consular legalisation), or without a certified Turkish translation, cannot be used.
• Over-broad powers: granting wider authority than necessary increases the principal's exposure; the scope, and where appropriate the duration, should be limited to what the transaction requires.
• Separate eligibility rules: foreign acquisition of property is subject to its own statutory checks and limits, which are assessed independently of the power of attorney.
• Changing requirements: procedures, systems and report validity periods are updated from time to time and should be confirmed before acting.

Conclusion

For foreign buyers, a correctly drafted power of attorney is usually what makes a property purchase in Türkiye possible without travelling. The essentials are a clear grant of authority for the specific act, the correct notarial form with the principal's photograph, and, when the document is issued abroad, proper apostille or consular legalisation together with a certified Turkish translation. Understanding these requirements before signing documents or transferring funds can help foreign buyers avoid delays and administrative problems during a Turkish property transaction.

For the steps at the Land Registry itself, see our guide on the title deed (tapu) transfer process.